Property description
Spacious three/four bedroom farmhouse situated in an elevated position enjoying views of surrounding countryside and coastline. The formal gardens extend to approximately one acre and include a kitchen garden and orchard, the land extends to approximately twelve acres of pasture with some woodland. Benefiting from oil-fired central heating throughout with solar water heating.
SITUATION
Tubbs Ground Farm occupies an elevated position in the upper reaches of the village, surrounding countryside and coastline.
Boscastle Harbour area is within 15 minutes’ walk. This is a popular tourist location with numerous attractions including a range of shops geared to the tourist trade, National Trust shop, popular public houses and hotels and award winning farm shop. Boscastle is flanked by some of the finest stretches of coast scenery to be found in England with family surfing beaches of Crackington, Widemouth and Bude nearby.
THE PARTICULARS
All measurements are approximate. There are numerous power points throughout. None of the fittings have been tested by ourselves.
ACCOMMODATION
Snug
Cosy reception room with open fireplace incorporating granite lintel, slate hearth and housing a multi-fuel stove. Window and entrance door to front. Stairs rising to first floor accommodation.
Sitting/Dining Room: 26' 8'' x 11' 11'' (8.13m x 3.62m)
Light and airy dual aspect reception room with windows to front and side. Large open fireplace with granite lintel and slate hearth housing a wood burning stove. Television aerial and telephone points.
Kitchen/Breakfast Room: 27' 3'' x 12' 10'' (8.31m x 3.92m) max
Galley style kitchen with a range of eye and base level units with roll top work surfaces over incorporating stainless steel sink/drainer unit with tiled splash backs. Appliance spaces for fridge and bottled gas/electric cooker point, tiled flooring and two rear aspect windows. Ample space for family dining table. Access to electrical consumer unit.
Utility
Space and plumbing for washing machine, dishwasher and chest freezer. Heated towel rail.
Bathroom
Suite comprising low level WC, pedestal wash hand basin with tiled splash back and panel bath with shower attachment. Obscured window and loft access hatch.
Conservatory
uPVC and block construction with door out to patio seating area across which is access to the single garage, a side gate to a further parking space and the road. Access to oil-fired central heating boiler.
Third Reception Room/Ground Floor Double Bedroom: 16' 1'' x 11' 8'' (4.9m x 3.56m)
Light and airy room with three windows to front of the property.
FIRST FLOOR
Landing
Large open landing with double width airing cupboard and loft access hatch. Space for free standing furniture.
Bedroom One: 27' 11'' x 12' 1'' (8.51m x 3.69m) max
Spacious double room with superb views from the front of the property. Fitted storage cupboards.
En-Suite
Suite comprising low level WC, pedestal wash hand basin and large walk in shower cubicle with ‘Mira’ electric shower. Shaver light, window to side and loft access hatch.
Bedroom Two: 15' 5'' x 11' 1'' (4.70m x 3.37m)
Dual aspect double room with superb views to the front. Loft access hatch and ample space for bedroom furniture.
Bedroom Three: 13' 1'' x 10' 6'' (3.98m x 3.20m)
Dual aspect double room with windows to front and side.
Cloakroom
Low level WC and pedestal wash hand basin. Hydro panelling to wall and Velux style window.
OUTSIDE
The property is accessed via a five-bar gate which leads to a generous parking area outside the house with further parking spaces adjacent to the Garage.
The gardens are mainly laid to lawn with herbaceous borders and surround the farmhouse providing several patio and landscaped seating area with lovely views of the coast and sea.. Gates to the north and south of the formal gardens lead to a further area planted with an interesting mix of trees and shrubs, an orchard and kitchen garden.
OUTBUILDINGS
There is a range of outbuildings including a Timber Building measuring approximately 36' x 24' (10.96m x 7.31m) with power and water connected and provides a Workhsop, Stable and Barn. A grass track leads from the timber building past the rear of the house and the home field providing good access to the buildings, garden and fields from the road. An Old Shippon with a concrete yard and feed area offering potential for horses or other livestock, the main bay measuring approximately 24' x 16' (7.31m x 4.87m).
THE LAND
The land extends to approximately 12.315 acres, is gently sloping and found within five enclosures with hedge boundaries. It comprises fields which are down to permanent pasture and areas of woodland dropping down to source of the River Jordan on the western boundary. There is water supplied to the land via a bore hole and a spring.
FLOOR PLANS
The floor plans displayed in these particulars are not to scale and are for identification purposes only.
LAND PLAN
The land plan displayed is for indicative purposes only and should not be relied upon as an accurate depiction of precise boundaries.
TENURE
Freehold with vacant possession upon completion.
SERVICES
Mains water and electricity. Private drainage.
COUNCIL TAX BAND
E.
EE RATING
E.
DIRECTIONS
From the centre of the village at the harbour, take the B3263 towards Tintagel. At the top of the hill as the road bends round to the right, take the left hand turning, signposted to Camelford. Pass the doctors surgery on your left hand side and take the next right into Old Road. Continue up this country lane and the property will be found on the right hand side.
VIEWINGS
Please ring 01409 253888 to view this property and check availability before incurring travel time/costs. FULL DETAILS OF ALL OUR PROPERTIES ARE AVAILABLE ON OUR WEBSITE www.kivells.com.
Property Features :
- Substantial, detached period cottage
- Two reception rooms and four bedrooms
- One acre formal gardens with kitchen garden and orchard
- Circa 12 acres of pastureland with range of useful outbuildings
- Peaceful village fringe location